last home i closed on a property, the bank made me sign a document promising my company wouldn't operate any illegal gambling operations...this with a bank i've closed loans with before....they're constantly adding paperwork to closings....get ready

If you are going for appreciation/gambling, then open any real estate article and they will tell you the highest appreciation that happened in the previous quarters.

This would be a gamble.

My point is that it seems like these people asked for advice on where to invest next and instead they got an ongoing critique of where and how they had already chosen to invest.

High rates of return are addictive and there is a fine line between investing and gambling.   

It can't/shouldn't - unless you have a partner you really trust or want to gamble. 

Have markets identified and potential property, property management interviewed and chosen, insurance quotes, etc etc.

Lease 2 own exit is a gamble as an exit strategy too. 

Also make sure not to focus so much on the median listing as opposed to the sale comps within the area you have chosen to contract in.

This is like asking a casino-paid gambling consultant to help you beat the house - it's a conflict of interest as few buyers agents (who are also paid on commission) are truly motivated to negotiate themselves to a smaller sales commission.